A generic annual recurring property tax estimate where no state schedule applies.
Annual property tax
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Applied rate
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Monthly equivalent
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Why this is a state and council matter
Nigeria has no single national property tax. Recurring tax on land and buildings is set at the state and local-government level, which is why the rate varies depending on where your property sits. Lagos State runs the most developed system, the Land Use Charge, which rolls ground rent, tenement rate, and the neighbourhood improvement charge into one annual bill and has its own dedicated calculator. Most other states levy tenement or property rates through their local councils, but the schedules differ and many are not published in a tidy single table. Because there is no federal property tax, the FIRS is not the body to ask about this. The authority is your state revenue service or local government, and for Lagos specifically the Land Use Charge regime.
This tool is the catch-all for everywhere outside a known scheme. It applies a generic fallback rate of 0.1 percent of assessed value a year, which you can and should change to match whatever your own state or council actually charges. Treat the output as a planning estimate, not an official demand notice.
What the fallback rate means
The 0.1 percent default is a reasonable middle-of-the-road figure for a recurring property charge, not a statutory rate that applies anywhere by law. It is there so the tool returns a sensible number before you have looked up your local schedule. The moment you know your real rate, type it into the rate field and the estimate updates. Some councils charge a flat tenement rate by property band rather than a percentage of value, in which case you can back into an equivalent percentage by dividing the flat charge by your property's assessed value and entering that.
The calculation itself is straightforward: assessed value multiplied by the annual rate gives the yearly charge, and dividing by twelve gives a monthly equivalent for budgeting. The assessed value is the figure your local authority puts on the property, which is often below an open-market sale price, so use the assessment rather than what you think the property would fetch.
A NGN 60 million home at the default rate
Take a property assessed at NGN 60 million and the default 0.1 percent rate. The annual charge is 0.1 percent of NGN 60 million, which is NGN 60,000 a year, or NGN 5,000 a month. If your council actually charges 0.2 percent, the same property would cost NGN 120,000 a year, so the rate field is where the real sensitivity lies. Small changes in the rate move the bill more than modest changes in the assessed value.
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Reading your own state's schedule
The single most useful thing you can do with this tool is replace the default rate with your real one. To find it, look for your state's property or tenement rate law, your local government's demand notice, or in Lagos the Land Use Charge rate for your property class. Owner-occupied homes are usually charged far less than commercial or let property, so the use of the building matters as much as its value. A common mistake is to assume the rate is uniform across a state. It rarely is, because local councils set their own tenement rates within the state framework. Another is to forget that an assessment can be appealed if it looks too high. If your demand notice seems out of line with similar properties, your state revenue service or local authority will have an objection process. Use the estimate here to sanity-check a notice before you pay it.
Does a tenant or the landlord pay property tax in Nigeria?
Recurring property tax is generally the owner's liability, not the tenant's, though some leases pass the cost through in the rent. Lagos Land Use Charge, for example, is assessed on the owner. Check your tenancy agreement, because a clause can shift who actually bears the charge, and confirm the legal liability with your local authority.
Is this the same as the stamp duty I paid when I bought?
No. Stamp duty is a one-off charge on the purchase deed at the time of acquisition, while this is a recurring annual charge for owning the property. They are separate, and this calculator only estimates the ongoing yearly cost. For the one-off duty on a purchase, use a stamp duty tool and confirm the rate with your state revenue service.